Denton Central Appraisal DistrictAddress: 3911 Morse St.
Denton, Texas 76205-4519
Mailing address: Box 2816, Denton, Texas 76202-2816
Phone: 940-349-3800 Fax: 940-349-3801
Hours of Operation:
Monday - Friday, 8:00 AM - 5:00 PM
Appraisal districts are assigned the task of locating and accurately valuing all taxable property within the county. Personal property not used for the production of income is not taxable. However, real property, business personal property and mineral interests are taxable unless they are subject to an exemption. For example, real estate owned by the government is typically exempt from taxation.
Denton Central Appraisal District serves the following cities and towns: Argyle, Aubrey, Bartonville, portions of Carrollton, Copper Canyon, Corinth, Corral City, Cross Roads, portions of Dallas, Denton, DISH, Double Oak, Flower Mound, portions of Fort Worth and Frisco, Hackberry, Haslet, Hebron, Hickory Creek, Highland Village, Justin, Krugerville, Krum, Lake Dallas, Lakewood Village, Lewisville, Lincoln Park, Little Elm, Marshall Creek, Northlake, Oak Point, Pilot Point, portions of Plano, Ponder, Roanoke, Sanger, Shady Shores, Southlake, The Colony, Trophy Club and portions of Westlake. The appraisal district values properties for all tax entities in the county. Each tax entity utilizes the assessed values established by the central appraisal district. Prior to the current system of one central appraisal district, each tax entity established its own values for property taxes.
» Visit the Denton Central Appraisal District online at www.dentoncad.com.
Tips & Tricks for Appealing Your Property Taxes in Denton Central
- The most meaningful way to reduce your property taxes for your home is to obtain a homestead exemption. In addition to the standard homestead exemption, there are exemptions for over 65, disabilities, disabled veterans, and energy-saving devices. The over-65 exemption freezes the level of school taxes and is portable if you move.
- Reduce property taxes by annually appealing. You can file a notice of appeal by utilizing the comptroller's form or by sending a letter to the Denton Central Appraisal Review Board. Protest both market value and unequal appraisal in your annual property tax protest. Most protests only address market value. Appealing unequal appraisal allows you to review the fairness of your tax assessment in comparison to the assessed value for similar nearby properties.
- Obtaining the Denton Central Appraisal District evidence (House Bill 201 information) greatly increases your chances for success at the Denton Central Appraisal Review Board hearing. This information will also likely be helpful in preparing for your hearing. It typically has information regarding comparable sales, the appraisal district’s description of your property and the income approach for income properties.
- Research the Denton Central Appraisal District "record card" which has information used to value your property. There are often errors with factors such as land area, building area, year built, year remodeled, grade (quality of construction) and CDU (condition, utility and desirability).
- When preparing for your Denton Central Appraisal Review Board hearing you should gather information on market value and unequal appraisal
- Comparable sales are the cornerstone of market value. Sources of comparable sales data can be found in the House Bill 201 package obtained from the Denton Central Appraisal District and MLS sites.
- Unequal appraisal is often effective in reducing property taxes. Even if your assessed value is below market value, you can appeal based on unequal appraisal.
- Unequal appraisal occurs when the Denton Central Appraisal District has assessed your property at a higher level than similar properties. You can research assessment comparables on the Denton Central Appraisal District website.
- Unequal appraisal can be particularly helpful for recently purchased properties. Denton Central Appraisal District appraisers are reluctant to reduce the assessed value, when it is below the recent purchase price, even if it is unequally appraised. However, the impartial Denton Central Appraisal Review Board is required to consider appeals on both market value and unequal appraisal.
- Important components of an unequal appraisal presentation include a reasonable number of comparable properties (about 2 to 10) that are appropriately adjusted. These properties are usually considered to be properties that are similar in regard to the quality and quantity of improvements.
- Real estate appraisers can prepare an objective and unbiased appraisal to determine the market value of real estate. Appraisal districts are typically receptive to adjusting the assessed value to the market value reported by an appraisal report prepared by an independent appraiser. Obtaining an independent appraisal can effectively document market value and will receive meaningful consideration from the Denton Central Appraisal District appraiser and the Denton Central Appraisal Review Board panel members.
- For recently built properties, the Denton Central Appraisal District appraiser will want to review actual construction cost. A cost segregation report prepared by a qualified appraiser can separate personal property from real property. Cost segregation is a powerful technique to reduce federal income taxes for real estate investors. It can also identify and value assets that are considered personal property for state property tax purposes.
- Real estate owners sometimes assume the appraisal district appraiser is reluctant to reduce the assessed value. This typically is not true. Appraisers understand that initial values are generated using a mass appraisal process that does not generate precisely correct values. At the hearing you will spend a few moments developing a rapport with the appraiser. Be polite with the appraiser - the appraiser is not opposed to reducing your property taxes.
- Your presentation to the Denton Central Appraisal Review Board should be kept between three to five minutes, since the entire hearing only lasts 15 to 20 minutes. During your presentation, focus on the reasons you believe your property is over assessed based upon either market value or unequal appraisal. Attempt to consider evidence the appraisal district is likely to present and to explain why your evidence is more persuasive. If your property recently sold for more than its current assessed value, address that issue rather than letting be appraiser address it and make it appear that you were attempting to hide information from the appraisal review board.
- If you are not satisfied with your results from the appraisal review board hearing, you can request binding arbitration. When compared to a judicial appeal, advantages of binding arbitration include a lower cost, informal process, speedier resolution and the loser pays provision. One of the limitations of binding arbitration is there are sharply reduced options for discovery. Both sides produce their evidence but do not have an opportunity to require the other party to produce evidence. However, binding arbitration can be resolved much more quickly than a lawsuit filed in state district court.
- A state-approved arbitrator who has received at least 30 hours of training and is either a real estate agent or a real estate appraiser conducts binding arbitration. Binding arbitration is typically resolved much more quickly than a judicial appeal would be resolved. Binding arbitration is a new option that allows property owners an informal and inexpensive option if not satisfied with the Denton Central Appraisal Review Board's decision. Binding arbitration is available for owners of properties with an assessed value of $1 million or less (after the Denton Central Appraisal Review Board hearing) who are only appealing on market value.
- Successfully appealing your property taxes is a gratifying experience. There are few other options for negotiating with the government to reduce your taxes. In most cases, the tax savings are worthwhile in comparison to the time required to file an appeal, prepare for and attend the hearing. Although you can appeal on your own, hiring a consultant to appeal on your behalf is risk free because there is no flat fee and no upfront costs; you only pay a portion of the savings.
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